What buyers and sellers need to know, including why your zip code matters more than the citywide average.
Updated June 2026 | By Mark Popach, Redmond realtor at Popach & Co.
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Talk to Mark About Buying Get a Home Value EstimateRedmond at a Glance
Redmond sits at the center of the Eastside tech corridor in King County, about 16 miles east of Seattle and 8 miles from Bellevue. It is home to Microsoft's main campus, a growing light rail network, and one of the most active housing markets in Washington state. Buyers come here for commute access, strong schools, and more space per dollar than Kirkland or West Bellevue typically offer at the same price.
What makes Redmond unusual in 2026 is that two distinct markets operate within the same city. The 98052 zip code, which covers the Overlake and Microsoft campus area, behaves like a competitive seller's market with low inventory and fast sales. The broader Redmond area tells a different story: more inventory, more price cuts, and more room to negotiate. Most market reports blend these two together and produce a number that fits neither. Knowing which market you are in shapes everything.
Two Markets, One City
The NWMLS April 2026 data shows a median sold price of $1,550,000 for Redmond, down 8.3% year over year. On its own that number suggests a soft market. It does not tell the full story.
In the 98052 zip code, the median sold price runs closer to $1,638,000 per recent data from Gemhaus (May 2026). That covers Overlake and the Microsoft campus area. That market stays hot. Inventory is tight, buyers are active, and homes move fast. Strong demand from Microsoft employees, Link light rail access, and the Overlake Urban Center keep that area performing well even as the broader Eastside cools.
Outside 98052, the picture shifts. Inventory across Redmond is up 67.8% from a year ago per NWMLS. One in three listings took a price cut. The sale-to-list ratio sits at 97.87%, meaning most homes sell slightly below asking. Buyers have room to negotiate in ways they did not two years ago. Sellers who price as if it is still 2023 are sitting and eventually cutting.
| Area | Median Sold Price | Market Pace | Conditions |
|---|---|---|---|
| 98052 (Overlake/Microsoft) | ~$1,638,000 | Fast, HOT | Low inventory, competitive offers common |
| Broader Redmond | ~$1,300,000 to $1,550,000 | 14 days avg. | More inventory, 32% of listings cut price |
| King County overall | ~$840,000 | 30 days avg. | Balanced; varies by neighborhood |
Not Sure Which Redmond Market You Are In?
Popach & Co. works with buyers and sellers across Redmond and the full Eastside. Mark gives you a neighborhood-level read before you make any decisions.
Search Redmond Homes Call Mark: (425) 297-3088Schools and What Drives Demand
Redmond falls within the Lake Washington School District. It is one of the top-rated public school districts in Washington state. Redmond High School, Lake Washington High School, and Tesla STEM High School all earn strong GreatSchools ratings. They draw family buyers from across King County and from out of state.
School zones shape buyer demand more clearly in Redmond than in most Eastside cities. Neighborhoods that feed Tesla STEM and Redmond High attract focused buyers who put school performance first. Those homes sell faster and hold value better when the market softens. Know the zone lines before you start touring. It is the first step, not an afterthought. The Lake Washington School District publishes its attendance boundaries at lwsd.org — check your target address there before you make an offer.
What Buyers Need to Know in 2026
More inventory means more choices, but it does not mean all homes are open to negotiation. The two-market reality in Redmond means your strategy depends on where you are looking.
In the 98052 area, treat it like a competitive market. Homes priced correctly near the Microsoft campus and the Link stations move fast. Come with a clean pre-approval, a clear offer, and an understanding of which school zones you are targeting. Buyers who arrive without a plan lose homes in this part of the city the same way they would in Bellevue or Sammamish.
Outside 98052, the situation shifts. With 32.2% of listings taking price cuts and inventory up sharply year over year, buyers have real room to work with. That does not mean every home is a deal. It means sellers who overpriced are now adjusting, and buyers who track list history can find those chances before the broader market does. A home that sat 30 days and cut its price is not a red flag. It is often a correctly priced home that started too high.
For a neighborhood breakdown, the Redmond buyer guide covers Education Hill, Grass Lawn, Redmond Ridge, and Overlake. It explains what tech workers and relocating buyers get wrong and how each area compares for commute and schools.
What Sellers Need to Know in 2026
Redmond sellers face a market that rewards accuracy and punishes guessing. With inventory up 67.8% from last year, buyers have choices they did not have in 2022 and 2023. A home priced 5% above what the market supports does not generate a bidding war now. It generates days on market. Days on market generate price reduction conversations. Those conversations almost always end in a final sale price below what a correct launch would have produced.
The 32.2% price reduction rate tells the story clearly. Nearly one in three Redmond listings in the past 30 days cut their price. That means one in three sellers started with a number the market would not support. Start with a precise comparable analysis built from recent closed sales in your specific neighborhood, not from the citywide median.
Preparation still matters. Redmond draws tech-focused buyers who evaluate homes carefully and negotiate hard on deferred maintenance or dated condition. Professional photography, a clean home, and a targeted digital launch through Compass channels are the baseline for a strong listing here. Compass Concierge covers pre-listing improvements upfront, paid at closing, so you show your home at its best without spending cash before you sell. Talk to Mark about your Redmond selling strategy before you set a price.
Why Popach & Co. for Redmond
Mark Popach is the founder and sole agent at Popach & Co. No team handles your file behind the scenes. Every call, showing, and negotiation goes through Mark. You hire him and he shows up.
Popach & Co. has closed over $75 million in sales across the Eastside and King County. Mark has earned 83 verified five-star Google reviews and the Agent's Choice Award from the Seattle Agent Journal. His sellers average 15 days on market. If you are thinking about buying or selling in Redmond, reach out to Popach & Co. and get a clear read on where things stand.
Ready to Make a Move in Redmond?
Whether you are buying near the Microsoft campus, selling in Redmond Ridge, or still figuring out your timeline, Mark works with buyers and sellers across Redmond and the full Eastside. Call or text (425) 297-3088.
Work With Popach & Co. in Redmond (425) 297-3088Market data sourced from NWMLS (April 2026), Orchard (recent 30-day data, June 2026), Gemhaus (98052 zip code report, May 2026), and Redfin. Statistics reflect recent closed transactions and are subject to change. All properties marketed in compliance with Washington State MLS rules. This content is for informational purposes only and does not constitute legal, financial, or investment advice. Data sources: Redfin | Orchard | NWMLS
